STAFF REPORT
ACTION REQUIRED
280 Manse Road - Official Plan Amendment, Zoning
Amendment, Draft Plan of Subdivision Applications Preliminary Report
Date:
March 11, 2014
To:
Scarborough Community Council
From:
Director, Community Planning, Scarborough District
Wards:
Ward 44 – Scarborough East
Reference
14 101641 ESC 44 OZ, 14 101644 ESC 44 SB
Number:
SUMMARY
This application proposes to amend the Official Plan and Zoning By-law to allow for
development of a total of 138 townhouse units, comprised of 58 street townhouses and 80
back-to-back units at 280 Manse Road. The associated plan of subdivision proposes the
creation of 11 blocks of land for the townhouses, a new 18.5 metre wide public street
extending west from Manse Road, and two separate blocks one for a walkway connection
between the new public road and Heron Park Community Recreation Centre immediately
north of the site, and a 0.07 hectare
park/open space block at the north-west
corner of the site.
This report provides preliminary
information on the above-noted
applications and seeks Community
Council's directions on further processing
of the applications and on the community
consultation process.
The applications should proceed through
the planning review process including
scheduling a community consultation
meeting. A Final Report is targeted for the
first quarter of 2015 assuming the applicant
provides all required information in a
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timely manner and all issues raised during the review process are resolved.
Staff has concerns with the scale and aspects of the form of the proposed development
and consequently will be seeking significant modifications to the proposal with the
further processing of the applications.
RECOMMENDATIONS
The City Planning Division recommends that:
1.
Staff be directed to schedule a community consultation meeting for the lands at
280 Manse Road together with the Ward Councillor.
2.
Notice for the community consultation meeting be given to landowners and
residents within 120 metres of the site.
3.
Notice for the public meeting under the Planning Act be given according to the
regulations of the Planning Act.
Financial Impact
The recommendations in this report have no financial impact.
DECISION HISTORY
In October 2012 the Committee of Adjustment approved a consent application by the
Toronto District School Board for the lands at 270 and 280 Manse Road, File no.
B057/12SC. The purpose of the consent was to sever the properties which contained the
former Heron Park Public School (280 Manse Road), and Joseph Brant Public School
(270 Manse Road) so that the lands at 280 Manse Road could be conveyed. Through the
consent, the TDSB retained a strip of land 5.0 metres in width extending almost the full
length of the west property line of 280 Manse Road. This strip of land connects with an
existing 15.24 metre wide pedestrian pathway extending from Homestead Road, and
enables pedestrian access from Homestead Road to the Joseph Brant school property.
Pre-Application Consultation
Several pre-application consultation meetings were held with the applicant. The
proposed development scheme evolved from an initial concept through these meetings in
response to issues raised by staff. Staff also produced and provided a set of design
principles for the design of this site in response to earlier development schemes, so as to
assist the applicant prepare a development concept that addresses key concerns. The
proposed development scheme that has been submitted as part of the current applications
reflects the initial proposal that was brought forward to staff, and which poses various
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issues which are discussed further in the "Issues to be Resolved" section of this report.
Complete application submission requirements were also discussed.
ISSUE BACKGROUND
Proposal
The proposed Official Plan amendment and rezoning are intended to implement the
proposed draft plan of subdivision and create specific performance standards for the
development of the lands at 280 Manse Road.
The proposed zoning for the lands is to permit a total of 138 townhouse units, comprised
of 58 street townhouses with front integrated garages and 80 back-to-back units in four
20-unit buildings with parking located underground. The following table identifies some
of the key aspects of the proposed zoning performance standards for the proposed
development.
Lot Frontage/Unit Width
Lot Area
Height
Front Yard Setback
Setback to Manse Rd.
Rear Yard Setback
Outdoor Amenity
Street Townhouses
4.8 m
90 m2
3 storeys (9 m)
1.8 m to street line
3.0 m
5.9 m
Rear yard minimum
area approximately
30 m2 per unit
Back-to-Back Units
4.42 m internal units
49 m2
3 storeys (11.5 m)
3.0 m to street line
Main wall facing distance: 13 m
(excluding proposed encroachments
including balconies which have a
facing distance of approximately 8
m)
3.0 m
n/a
Terraces, first floor balconies, and
amount of amenity space at grade
will be specified in the future Site
Plan Control application
The subdivision is to create the development blocks, proposed park/open space and
walkway blocks and a new 18.5 metre wide public road that is proposed to connect with
Manse Road at a point approximately 19 metres south of the north property line. The
new road is intended to terminate in a P-loop (cul-de-sac) at a distance of approximately
180 metres from Manse Road. The development blocks will accommodate both the
proposed 58 street townhouses, and the single block for the proposed 80 back-to-back
townhouse units that will form a future condominium.
Division of the lands for the street townhouse units has not been proposed through the
current plan of subdivision. In order to achieve this land division, the applicant may
choose to revise the draft plan to illustrate individual lots, or divide the lands through a
future development application such as part lot control exemption or consent. The
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subdivision also proposes a block of land, approximately 0.01 hectares in size, to provide
a walkway connection between the proposed road and the adjacent Heron Park
Community Recreation Centre, and a block of land approximately 0.07 hectares in size as
park block, which is proposed to remain in an open space form and provide a walkway
connection from Homestead Road.
For more information refer to Attachment 1: Concept Site Plan, Attachment 2:
Subdivision Plan, Attachment 3: Elevations (back to back townhouses), Attachment 4:
Elevations (street townhouses) and Attachment 7: Application Data Sheet.
Site and Surrounding Area
The subject site is approximately 2.1 hectares in size, and has approximately 101 metres
of frontage on Manse Road. It is the former location of Heron Park Junior Public School
which was recently demolished. The site is located on the west side of Manse Road,
south of Lawrence Avenue in the West Hill Community. The site is relatively flat and
contains several mature trees the majority of which are located at the north-west portion
of the site.
Abutting uses include:
North: Heron Park, Heron Park Community Recreation Centre and the Morningside
Library Branch of the Toronto Public Library;
South: Joseph Brant Senior Public School, and residential uses south of the school
including single detached and semi-detached dwellings;
East:
Residential townhouses, single detached dwellings closer to Lawrence Avenue,
semi-detached dwellings further east; and,
West:
Single detached dwellings on Homestead Road, pedestrian pathway connecting
Homestead Road with Joseph Brant School which extends along the west side of
the subject lands, and semi-detached and townhouse units closer to Lawrence
Avenue East.
Provincial Policy Statement and Provincial Plans
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS sets the policy
foundation for regulating the development and use of land. The key objectives include:
building strong communities; wise use and management of resources; and protecting
public health and safety. City Council’s planning decisions are required to be consistent
with the PPS.
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The Growth Plan for the Greater Golden Horseshoe provides a framework for managing
growth in the Greater Golden Horseshoe including: directions for where and how to
grow; the provision of infrastructure to support growth; and protecting natural systems
and cultivating a culture of conservation. City Council’s planning decisions are required
to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe.
Staff will review the proposed development for consistency with the PPS and for
conformity with the Growth Plan for the Greater Golden Horseshoe.
Official Plan
The subject lands are designated Neighbourhoods within the Official Plan on Map 23 –
Land Use Plan. These areas are physically stable areas providing for a variety of lowerscale residential uses. Policies and development criteria aim to ensure that physical
changes to established neighbourhoods be sensitive, gradual and generally “fit” the
existing physical character.
Development policies are outlined in Policy 4.1.5 – Neighbourhoods. These policies
state that development in established neighbourhoods will respect and reinforce the
existing physical character of the neighbourhood, including in particular:
- size and configuration of lots;
- heights, massing, scale and dwelling type of nearby residential properties;
- setbacks of buildings from the street or streets; and,
- prevailing patters of rear and side yard setbacks and landscaped open space.
No changes will be made through rezoning, minor variance, consent or other public
action that are out of keeping with the physical character of the neighbourhood.
The Healthy Neighbourhoods policies of the Official Plan, contained in Section 2.3.1,
states that Neighbourhoods are considered to be physically stable areas. Development
within Neighbourhoods will be consistent with this objective and will respect and
reinforce the existing physical character of buildings, streetscapes and open space
patterns in these areas.
The Built Form policies of the Official Plan, contained in Section 3.1.2, provide a number
of policies related to the form of new development, recognizing that for the most part
future development will be built on infill and redevelopment sites and will need to fit in,
respecting and improving the character of the surrounding area. Among other things,
these policies include that new development will:
- be located and organized to fit with its existing and/or planned context.
Development will frame and support adjacent streets, parks and open spaces to
improve the safety, pedestrian interest and casual views to these spaces;
- locate and organize vehicle parking, vehicular access, service areas and utilities to
minimize their impact on the property and on surrounding properties and to
improve the safety and attractiveness of adjacent streets, parks and open spaces;
and,
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-
be massed and its exterior face will be designed to fit harmoniously into its
existing and/or planned context, and will limit its impact on neighbouring streets,
parks, open spaces and properties.
A portion of the north-west edges of the site are also located within the Natural Heritage
System (Map 9 of the Official Plan). Policies in Section 3.4, The Natural Environment,
require, among other things that:
- a study will be required to assess a proposed development's impact on the natural
environment and propose measures to reduce negative impacts on and where
possible, improve the natural heritage system;
- where the underlying land use designation provides for development in or near the
natural heritage system, development will:
(a) recognize natural heritage values and potential impacts on the natural
ecosystem as much as is reasonable in the context of other objectives for the
area; and,
(b) minimize adverse impacts and when possible, restore and enhance the
natural heritage system.
Zoning
The subject lands are zoned Single-Family Residential (S) Zone in the West Hill
Community Zoning By-law No. 10327, as amended. Permitted uses include singlefamily dwellings, group homes, and correctional group homes. Ancillary uses permitted
include domestic or household arts and private home daycare.
The lands are not subject to the City-wide Zoning By-law 569-2013.
Site Plan Control
Site Plan Control is applicable; however an application has not yet been filed.
Ravine Control
The northwest area of the subject lands are subject to the Ravine and Natural Feature
Protection By-law.
Tree Preservation
A Tree Inventory and Preservation Plan Report have been submitted. The report includes
an inventory and information on trees regulated by the City's Private Tree By-law both on
site, and within 6 metres of the subject lands, trees of all diameters situated on City
owned parkland within 6 metres of the subject site, those trees protected by the City's
Ravine and Natural Feature Protection By-law including any trees within 10 metres of
proposed construction activity, and trees within the City road allowance.
The report identifies a total of 94 trees located on and adjacent to the subject property, 39
of which will not be able to be preserved because of development impacts. This includes
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22 trees within the Ravine and Natural Feature Protection By-law area, and one hazard
tree.
Reasons for the Application
The Official Plan Amendment and Rezoning application has been filed to permit the back
to back townhouse unit form and overall density of the development, to amend the
existing Single Family Residential (S) zoning, and to permit the development of the
proposed townhouses along with relevant performance standards.
The plan of subdivision application is necessary to create the proposed blocks of land for
the proposed townhouses, public road, park and walkway blocks.
COMMENTS
Application Submission
The following reports/studies were submitted with the application:
-
Natural Heritage Impact Study,
Stage 1 and 2 Archaeological Assessment,
Planning Justification Report,
Traffic Impact Study,
Functional Servicing Report and Stormwater Management Report,
Tree Inventory and Preservation Plan Report, and;
Preliminary Geotechnical Investigation Report.
A Notification of Complete Application was issued on February 5, 2014.
Issues to be Resolved
Planning staff have issues regarding the intensity and form of development as submitted.
Among the issues of concern are the following:
-
The density of the project is higher than that of nearby townhouse developments.
The current site design creates issues that can be mitigated by reducing the overall
proposed number of dwelling units. This modification may eliminate the need for
an amendment to the Official Plan.
-
Appropriateness of the proposed development as it relates to the Official Plan
policies relating to Infill Development within Neighbourhoods, Healthy
Neighbourhoods, Built Form and the Natural Environment.
-
The evaluation of impacts to the lands within the Natural Heritage System.
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-
The proposed lot widths for the street related townhouses are 4.5 metres, and do
not meet the minimum frontage requirement of 6 metres for street related
townhouses with integrated front garages, as identified in the Infill Townhouse
Guidelines. Increasing the width of these townhouse units to meet a minimum of
6 metres in frontage would improve streetscape matters including providing more
opportunities for street tree planting within sufficient soil volumes to enable
growing conditions for trees to reach maturity, as well as to increase the space
available for landscaping of the front yard. It will also reduce the number of curb
cuts and thereby improve pedestrian safety and improve the quality of the street.
-
The appropriateness of the proposed depth of blocks for the street related
townhouse units, which is approximately 19 metres. This depth results in a need
for reduced front and rear yard building setbacks in order to achieve the
applicant's desired unit depth. The front yard setback is proposed to be 1.8
metres, significantly smaller than the Infill Townhouse Guideline of 6.0 metres.
The proposed rear yard buildings setback is 5.9 metres, whereas 7.5 metres is
typically required.
-
The adequacy of facing distances between the back to back townhouse units and
encroaching elements in relation to the Infill Townhouse Guidelines, which
specify a minimum facing distance of 15 metres between primary faces of
townhouse dwellings. This is intended to ensure sufficient light, view and privacy
conditions for residents.
-
The adequacy of proposed building setbacks of the townhouse units to the new
public road and Manse Road.
-
The adequacy of the proposed visitor parking supply for the back to back units.
-
The adequacy of the design of the garbage handling and storage facilities for the
back to back townhouses, which should be designed to meet City of Toronto
requirements for municipal pick up.
-
Consistency with Infill Townhouse Guidelines on various site design matters
including, among others, the provision of barrier free walkways that are well lit,
safe and linked directly to public sidewalks, providing windows along building
faces to encourage comfortable and safe pedestrian use, the use of natural grade,
providing appropriate facing distances between buildings, and provision of
adequate soft landscaping and soil volume both on the public right of way and the
private side to enable growth of trees to maturity.
-
The acceptability of proposed parkland and walkway connection to the Heron
Park Community Recreation Centre.
-
The adequacy of the proposed amenity space for all dwelling units.
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-
The transition of proposed built form to the abutting single detached homes to
west along Homestead Road.
-
Determination of whether or not the anticipated traffic generated by the proposed
development can be accommodated without the need for intersection
improvements.
-
The proposed location of the connection point of the new street with Manse Road.
-
The evaluation of the need for a new street connection from Manse Road to
Homestead Road.
-
The possibility of incorporating the existing 5.0 metre walkway along the west
property line into the development site.
-
The appropriateness of the size of the proposed P-loop (cul-de-sac) that forms part
of the proposed public road.
A more fulsome review of the proposal will be undertaken when a Site Plan Application
is filed for this project. There may also be additional issues identified through the review
of the application, agency comments and the community consultation process. The
technical review and community consultation will help to determine the nature and extent
of changes that will be required. Section 37 discussions will be part of further
consideration of the applications, and will be undertaken in consultation with the Ward
Councillor.
The TGS Checklist has been submitted by the applicant and is currently under review by
City staff for compliance with the Tier 1 performance measures.
CONTACT
Andrea Reaney, Senior Planner
Tel. No. (416) 396-7023
Fax No. (416) 396-4265
E-mail:
areaney@toronto.ca
SIGNATURE
_______________________________
Raymond David, Director
Community Planning, Scarborough District
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ATTACHMENTS
Attachment 1:
Attachment 2:
Attachment 3:
Attachment 4:
Attachment 5:
Attachment 6:
Attachment 7:
Concept Site Plan
Subdivision Plan
Elevations (back to back townhouses)
Elevations (street townhouses)
Zoning
Official Plan
Application Data Sheet
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Attachment 1: Concept Site Plan
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Attachment 2: Proposed Draft Plan of Subdivision
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Attachment 3: Elevations (back to back townhouses)
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Attachment 4: Elevations (street townhouses)
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Attachment 5: Zoning
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Attachment 6: Official Plan
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Attachment 7: Application Data Sheet
Application Type
Official Plan Amendment &
Rezoning, Draft Plan of Subdivision
OPA & Rezoning, Standard,
Draft Plan of Subdivision
Details
Application Number:
14 101641 ESC 44 OZ
14 101644 ESC 44 SB
January 7, 2014
Application Date:
Municipal Address:
280 MANSE RD
Location Description:
CD PT LOT 9 PLAN 3006 N PT LOT 57 PLAN 3536 BLK A HERON PARK SCHOOL
Project Description:
Official Plan Amendment and Rezoning application to permit the development of a 138 unit
residential subdivision comprised of 58 street townhouses and 80 back-to-back townhouses.
This former TDSB school site is approx 2.1 ha in area. Associated draft plan of subdivision
file no. 14 101644 ESC 44 SB.
Applicant:
Agent:
Architect:
Owner:
ROBERT A DRAGICEVIC
TIM WARNER MANSE
DEVELOPMENTS INC.
PLANNING CONTROLS
Official Plan Designation:
Neighbourhoods
Site Specific Provision:
Zoning:
S
Historical Status:
Height Limit (m):
Site Plan Control Area:
Y
Height:
Storeys:
11.25
Metres:
3
PROJECT INFORMATION
Site Area (sq. m):
20,965.94
Frontage (m):
101.6
Depth (m):
206.23
Total Ground Floor Area (sq. m):
7,016.5
Total Residential GFA (sq. m):
18,644
Parking Spaces:
166
Total Non-Residential GFA (sq. m):
0
Loading Docks
0
Total GFA (sq. m):
18,644
Lot Coverage Ratio (%):
88.9
Floor Space Index:
0.33
Total
FLOOR AREA BREAKDOWN (upon project completion)
DWELLING UNITS
Tenure Type:
Condo, Freehold
Above Grade
Below Grade
Rooms:
0
Residential GFA (sq. m):
18,644
0
Bachelor:
0
Retail GFA (sq. m):
0
0
1 Bedroom:
0
Office GFA (sq. m):
0
0
2 Bedroom:
0
Industrial GFA (sq. m):
0
0
3 + Bedroom:
138
Institutional/Other GFA (sq. m):
0
0
Total Units:
138
CONTACT:
PLANNER NAME:
Andrea Reaney, Senior Planner
TELEPHONE:
(416) 396-7023
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